| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 43rd | Good |
| Demographics | 47th | Fair |
| Amenities | 26th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 15 W Ferry St, Miamisburg, OH, 45342, US |
| Region / Metro | Miamisburg |
| Year of Construction | 1980 |
| Units | 50 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
15 W Ferry St Miamisburg OH Multifamily Investment
Occupancy in the surrounding neighborhood has held near the low-90s and trended upward over the past five years, supporting cash flow durability, according to WDSuite’s CRE market data. With renter-occupied units comprising roughly four in ten homes locally, the tenant base is broad enough to support leasing while still allowing differentiation through upgrades.
This Inner Suburb location in Miamisburg balances everyday convenience with outdoor access. Park density ranks 9th out of 228 Dayton–Kettering metro neighborhoods, placing the area in the top quartile locally and roughly top decile nationally for parks, which can aid resident retention. Restaurant options are competitive versus many suburbs (around the 65th percentile nationally), while other daily amenities cluster more sparsely in the immediate blocks, so residents often rely on short drives for groceries and services.
Neighborhood schools average about 3.0 out of 5 (above the national midpoint), a neutral-to-supportive factor for family renter demand compared with similar Midwest suburbs. The neighborhood’s overall rating sits mid-pack (ranked 121 out of 228), signaling balanced fundamentals without relying on a single demand driver.
For rental dynamics, the neighborhood occupancy rate is around 90%, with a multiyear improvement that points to steady absorption. Renter-occupied housing makes up about 41% of units in this neighborhood—an above-metro-median renter concentration that supports depth of demand for multifamily while leaving room for product differentiation.
Demographic statistics aggregated within a 3-mile radius show a modest population dip in recent years alongside an increase in average household size and a projected rise in household counts through 2028. That combination can expand the local renter pool and support occupancy stability even if population growth is flat, particularly for well-managed workforce housing.
Home values in the neighborhood sit on the lower end for the region, yet the value-to-income ratio is higher than many U.S. suburbs (roughly upper-third nationally). Combined with moderate rent-to-income levels, this ownership landscape tends to sustain reliance on rental housing while giving operators some pricing power without overextending affordability.
Safety indicators are mixed and should be evaluated in context. On national comparisons, overall crime levels track near the U.S. median, while within the Dayton–Kettering metro the neighborhood sits closer to the middle of the pack rather than the lowest-crime cohort (crime rank 68 out of 228 metro neighborhoods indicates room for improvement). Recent trends show a notable year-over-year decrease in violent incidents, a positive directional signal, contrasted by an uptick in property offenses that warrants routine loss-prevention and lighting/security planning.
Regional employers within commuting range anchor a diversified white-collar workforce, supporting renter demand and lease stability for properties serving commuters, including operations tied to manufacturing, insurance, energy, and consumer products: AK Steel, Anthem, Humana Pharmacy Solutions, Duke Energy, and Cincinnati Financial.
- AK Steel Holding — steel manufacturing (23.1 miles) — HQ
- Anthem Inc Mason Campus II — insurance services (23.2 miles)
- Humana Pharmacy Solutions — healthcare & pharmacy benefits (24.4 miles)
- Duke Energy — energy utility offices (25.1 miles)
- Cincinnati Financial — insurance (26.3 miles) — HQ
Built in 1980, the property is newer than much of the surrounding housing stock (neighborhood average vintage skews early 20th century), which can be a competitive advantage versus older assets. Operators should still plan for system modernization and selective upgrades to capture value-add upside. Neighborhood occupancy has trended higher into the low-90s, and rent levels remain moderate relative to incomes, supporting retention and predictable leasing. Based on CRE market data from WDSuite, nearby parks and employment access help underpin demand even as some amenities require short drives.
Within a 3-mile radius, recent data show stable-to-soft population trends but a projected increase in household counts, implying a steady or expanding tenant base. Elevated ownership costs relative to incomes in the neighborhood, coupled with manageable rent-to-income ratios, can sustain rental housing reliance and give operators measured pricing power. Key risks include mixed safety indicators and thinner walkable retail in the immediate blocks, which can be mitigated with onsite amenities and security best practices.
- 1980 vintage offers competitive positioning versus older local stock with clear value-add pathways
- Neighborhood occupancy in the low-90s supports cash flow stability and leasing continuity
- Household growth within 3 miles points to a resilient tenant base despite flat population
- Ownership costs vs. income sustain renter reliance while rents remain manageable for retention
- Risks: mixed safety trends and limited walkable retail; addressable via ops, lighting, and amenities